Focus E15 Mothers Party Against Eviction: Ten years ago today, on Friday 17th January 2014 I went to Stratford to photograph and support mothers threatened with eviction from their hostel.
Focus E15 Mothers Party Against Eviction – East Thames Housing, Stratford
The eviction threat came when Newham Council withdrew funding from the Focus E15 Foyer run by East Thames Housing Association. Rather than accept the evictions and be rehoused by the council in private rented flats in far-flung areas of the UK – including Wales and Liverpool, the women in the hostel decided to join together and fight.
They fought to be rehoused near to friends, families and support including nurseries close to their local area to avoid distress and dislocation for themselves and their children – and eventually they won.
The fight by Focus E15 brought national publicity to the scandals around local authority housing, and was a inspiration to others around the country. They continue their fight with their ‘Housing For All‘ campaign and remain an active campaign against evictions in Newham, including a weekly street stall every Saturday on Stratford Broadway.
Their campaign against Newham Council and its right-wing Labour Mayor Robin Wales who seemed to regard the London borough as a personal fiefdom led to some devious and at times illegal attempts to silence them and was almost certainly a factor in fomenting the revolt by Labour Party members that eventually led to him being deposed. Though his replacement as Mayor, Rokhsana Fiaz, is perhaps only a slight improvement.
All local authorities have suffered under cuts by central government, and in particular attacks on social housing provision, begun under Thatcher and continued by all governments since. The cuts made by the Tory-led coalition following on from the financial crash of 2008 tightened the screw on them still further.
Newham under Robin Wales appears to have decided that they needed to attract a wealthier population to the area and get rid of some of their existing population and had decided in the early 2000s to sell off a well-located and popular council estate close to the centre of Stratford to whoever they could. They began the process of ‘decanting’ people from the Carpenters estate around 2004, with many properties being left empty for years despite having – together with Lambeth – the largest housing waiting lists in Greater London – around 3.5 times the average among London authorities.
One of the Focus E15 slogans was ‘Repopulate the Carpenters Estate’ and it was in part due to their actions, alongside those of other campaigners, that the estate was not sold off and demolished. The estate is now being regenerated by the council although Focus E15 find much to criticise in the council’s plans.
The Focus E15 had begun in September 2013 and the action ten years ago was one of their earliest. I met with them and supporters, including those from the Revolutionary Communist Group, on a street corner near the offices of East Thames and walked with them into the large foyer, where they posed for a photograph for one of the local newspapers.
Then some of the mothers and children moved into the show flat at the front of the offices, with others remaining on the street outside with banners and placards, handing out leaflets to people walking by and using a megaphone to explain why the mothers were protesting.
The member of East Thames staff who had been dealing with the mothers came to talk with them. He assured them that they would be allowed to remain until satisfactory accommodation had been found for them.
The mothers pointed out that East Thames had large numbers of homes available, including many on the former Olympic site in Stratford, but were told that East Thames could not allocate affordable properties directly, but had to work with Newham council.
He seemed genuinely suprised to hear from the mothers that Newham had made offers involving rehousing away from London, in Hastings, Birmingham and elsewhere, away from friends, families, colleges, nurseries and support networks, and stated that East Thames intended to see them rehoused in London.
Later the Group Chief Executive of East Thames, June Barnes arrived and talked with the mothers telling them the same. East Thames seemed clear that the real problem was with Newham Council and not with them, though the campaigners were not really convinced.
Cressingham Gardens Calls For A Ballot – On Saturday 2nd December 2017 residents of Cressingham Gardens in Tulse Hill marched with supporters to a rally at Lambeth Town Hall in Brixton to demand Lambeth Council hold a ballot of residents over the plans to demolish their homes. I went early to take a walk around the estate and take some photographs before the rally and march.
Cressingham Gardens – Tulse Hill, Brixton
Council estates generally get a bad press, with media attention concentrating on those which were badly planned and have been allowed to deteriorate, often deliberately populated with more than than share of families with problems of various kinds, used as ‘sink estates’ by local councils. Some councils have even employed PR companies to denigrate and demonise those of their estates they want to demolish and sell off to private developers.
This has always been a popular estate, and has a low crime rate for the area
These developers have also powerfully lobbied our main political parties who have handed over much of their policies over housing to developers and estate agents and other property professionals who stand to make huge profits from turning public property into private estates.
Yet many council estates are pleasant places to live, often much better planned than private developments of the same era, and providing more space for people than the cramped and expensive flats that are replacing them where redevelopment schemes have gone ahead. Lambeth Council have several such estates, including those at Central Hill and Cressingham Gardens where this would clearly be the case, and residents at both sites have campaigned strongly to keep their homes.
We seem always to be in a housing crisis in the UK, and some of the solutions that were taken to meet this have not always worked to well, particularly with some system-built high rises which were shoddily erected by private developers for councils.
After I left home in the early 1960s I lived in private rented flats, then in a New Town in a flat from the development agency and then for many years now as an owner occupier. The private rentals were pretty squalid and the publicly owned flat was rather more spacious than the small Victorian house we have lived in since. It would have been good to have been able to move into socially owned housing when we relocated but it wasn’t available.
Until the Thatcher government came into power public housing had regarded as something desirable with even Conservative Councils such as Lambeth was then having a mission to provide quality housing for working class Lambeth residents. They employed some of the best architects in the country, such as Edward Hollamby, the chief architect for Lambeth Council who was responsible for Cressingham Gardens and designed this low rise ‘garden estate’ development built in 1967 to 1979 at low cost and with a high population density, but with the 306 homes each having their own private outdoor space.
As the Twentieth Century Society state “this is one of the most exceptional and progressive post-war social housing estates in the UK” but the application for listing the estate in 2013 was rejected despite Historic England praising the way the design responds to its setting, with skill and sensitivity, “both in the scale and massing of the built elements, as well as through the integration of these elements with informal open spaces which bring a park-like character into the estate”. It appears to have been a decision made in defiance of both the estate’s architectural and historical merit and solely on political grounds.
The estate is on the Twentieth Century Society Buildings at Risk list. Lambeth Council have completed their preparation and brief for its complete demolition and their web site states they “will shortly be starting RIBA Stage 2 (Concept Design).“
Cressingham Gardens residents say Ballot Us!
People met up next to the Rotunda in the centre of the estate designed by Hollamby as a children’s nursery, many carrying banners and posters. Residents were joined by other campaigners, including those trying to save Lambeth’s libraries and housing campaigners from north London.
Residents love living on Cressingham – a small well-planned estate with a great community feeling and many know that they will be unable to afford the so-called afford ‘affordable’ homes that the council wants to replace their homes with – a 2 bed flat after regeneration will cost £610 (at 2017 values.)
They want the estate to be refurbished rather than demolished, which the council says would cost £10 million. Many dispute the council’s costings and say that some of the problems the council has identified are a matter of poor maintenance rather than needing expensive building works. But residents in any case point to the council having just spent over £165 million on a new Town Hall and say refurbishment is a cheap option.
It isn’t the cost of refurbishment which makes the council turn it down, but the profits that developers can make from the site – and which the council hopes to be able to get a share. Though such schemes haven’t always worked out well. Although the developers have done very nicely out of demolishing the Heygate site in Southwark and building high density blocks on it, the council made a huge loss, though some individuals involved have ended up in lucrative jobs on the back of it.
Lambeth is a Labour Council, and since the previous Labour Party conference party policy had been that no demolition of council estates should take place without consent, but Lambeth Council seem determined to ignore this and go ahead with their plans for a so-called ‘regeneration’ which would see all 300 homes demolished, without any plans to provide immediate council housing for the roughly 1000 residents who would be made homeless. To the council these residents are simply occupying a site worth several hundred thousand pounds – an asset the council wants to realise. It doesn’t care about communities, about people.
Those who have become leaseholders of their homes are likely to get even more shoddy treatment. The amount of compensation they are likely to receive is likely to be less than half they would need to buy a comparable property in the area – on or the rebuilt estate.
Cressingham is in a very desirable location, on the edge of a large park and with good transport links a short distance away. Many are likely to have to move miles away on the edge of London or outside to find property they can afford, far from where they now live and work.
The march set off for Brixton Town Hall on the corner of Acre Lane where a small crowd of supporters was waiting for them. The placed a box containing petition signatures in front of the locked doors on the steps and a rally began with shouts calling for a ballot.
Among those who had come to speak along with residents from the estate were Tanya Murat of Southwark Homes for All and Piers Corbyn, a housing campaigner also from neighbouring Southwark.
One of the strikers from the Ritzy cinema opposite told us that none of them could now afford to live in Lambeth now, and it’s clear that we need more social housing not less in the area. A local Green Party member also told us that they were the only party in the area campaigning for more social housing.
Potent Whisper performed his take on Regeneration, ‘Estate of War’, from this Rhyming Guide to Housing. The video of this was recorded in Cressingham Gardens.
Others who had come along included people from Class War and the e RCG (Revolutionary Communist Group) who have been very active in supporting social housing campaigns as well as Roger Lewis of DPAC who told us how council cuts affect the disabled disproportunately.
Grenfell Councillors Visited – Five and a half months after the terrible fire at Grenfell tower the local council responsible seemed still to be doing little to rehouse those displaced and there had been no criminal charges brought. A small group of local residents and supporters from the Revolutionary Communist Group took to the streets of North Kensington to try and call on councillors and ask questions. Of course six years later they are still waiting for justice – and it seems unlikely ever to happen. The British establishment has long practised ways of looking after its own.
Protesters visit Grenfell councillors – North Kensington
The group gathered at Latimer Road station in the early evening where they held a short rally. They then set off to march to the addresses of several councillors in the area, though most of the council come from the wealthier end of the borough rather than North Kensington.
I could have told them (and probably did) that they were wasting their time at the first address, that of Councillor Rock Feilding-Mellen, former deputy leader of Kensington Council and their cabinet member for housing in charge of the installation of the dangerous cladding which caused the fire to spread disastrously. He had urged the consultants in 2014 to cut the cost of the cladding leading to the safe zinc cladding specified being replaced with flammable panels – and he only worried about whether they were the right colour. Those making them were labelled as troublemakers (and worse.)
Other councillors were also involved in various decisions and lack of action, including deciding against an inspection of fire doors in properties in the borough that the London Fire Brigade had made a few months before the fire.
Seven major complaints made about safety by residents to through the Grenfell Action Group were detailed in evidence to the Grenfell inquiry; these were simply dismissed by the Royal Borough of Kensington and Chelsea officers and councillors and in particular by the Kensington and Chelsea Tenant Management Organisation (KCTMO) responsible under the council for the management of Grenfell and other properties in the borough.
Feilding-Mellen, elected as a councillor in 2010 was made Deputy Leader of Kensington & Chelsea Council (RBKC) and Cabinet Member for Housing, Property and Regeneration in 2013 with no obvious qualification or experience for either position and began a campaign of social cleansing, to, in his words, “wean people off” living in social housing in the borough.
He cut the council’s housing waiting list in half, removed the right of residents forced out of the borough in redevelopment schemes to return and began an aggressive campaign of removing social assets from North Kensington. Both North Kensington Library and Westway Information centre were sold at cut price to Notting Hill Prep School and the Isaac Newton Centre to Chepstow House Prep School.
Both Feilding-Mellen and council leader Nicholas Paget-Brown were forced to resign from their posts weeks after the fire, though both remained councillors. Feilding-Mellen moved out of his house not far from Grenfell Tower at the end of June, claiming there had been threats against him and vandalism. He was thought to have retreated to the safer climes of Chelsea Harbour, though his wealthy family have quite a few properties around the country and doubtless abroad. Feilding-Mellen’s evidence to the inquiry sickened many as it seemed greatly concerned with getting free publicity for his business interests in psychoactive substances, which includes offering supervised, legal psilocybin retreats in Jamaica and The Netherlands.
David Lindsay speaking
The protesters were more successful in their visit to councillor David Lindsay, a locally born Conservative councillor who is said to be genuinely community minded and respected in North Kensington and was elected as Mayor of Kensington and Chelsea for 2022-23. He came out from his home and talked with them, explaining he had no connection with housing before the fire and had gone down to Grenfell at 4am on the morning of the fire to open up a centre for those affected. He told them that the council were trying hard to find suitable accomodation for the survivors and had spent considerable sums in doing so. The local residents told him they felt the council had been and still was failing in its duties and were not satisfied with his answers.
Finally I went with them some way further south into to rather wealthier areas, stopping outside the house of a third councillor in Portland Road. If they were home they were in hiding, but a neighbour came out to to complain that the protesters were waking his children up, and saying that they shouldn’t protest here and shouldn’t protest at night, but should do so in the daytime when no one would be at home and affected by it. He was met with some very angry and rather rude responses – and the protest continued rather longer and much more noisily that it would otherwise have done.
The group then turned around to make its way back towards Grenfell Tower, but I left them. The Royal Borough doesn’t seem to spend a great deal on street lighting and the batteries in my LED light were failing. I’d taken enough photographs and I was cold and tired and needed to eat and get home to work on the pictures.
Naked Ladies, York House Gardens, Twickenham, Richmond 1989 89-5a-53
I took few pictures in the rest of the month after my walk on Sunday 9th April 1989, my time being taken up with other things. I did make a few pictures on a CND demonstration in Lambeth with family and friends which I’ve yet to digitise, and some when the photography adult class on which I was assisting went to photograph Twickenham’s famous ‘Naked Ladies’, who now have a beer named for them. Some of my pictures of this were made on large format 4×5″ film so I could contact print them using historic processes such as platinum and kallitype, and I helped make at least one on 8×10″ for the tutor.
Upper St Martin’s Lane, Covent Garden, Westminster, 1989 89-4l-13
And there were a few other pictures such as this, made on my way to the Photographers’ Gallery, then in Great Newport St, a short walk around the corner, or on my way to meetings in other parts of London, and a few closer to home.
But my next walk to take pictures came on Friday 5th May when I rushed out of college after around four hours of teaching and jumped on a train to Vauxhall and a bus to the Oval, walking down Foxley Road, then Vassal Rd to Cowley Rd, eager to continue to photograph in the area around Myatt’s Fields. I paused to take half a dozen pictures on the way, but have yet to digitise any of these.
The top end of Cowley Road is in the Vassall Rd conservation area and this terrace is a remnant of the Holland Town Estate development begun by Henry Richard Vassall, Third Baron Holland in 1818 when Camberwell New Road was laid out. This terrace is possibly from around 1830 and its Grade II listing describes it as Early-mid C19.
No 25 at the right of the previous picture is the last house in this section of the street. On the west side of the road, behind me as I took the picture is a large block of redbrick five-storey council housing, Knowlton House, built by the LCC as part of the Cowley estate in 1934-6. There is another similar block, Stodmarsh House further south on the street.
The park here appears to have had a number of names and is now Eythorne Park, though Google Maps hedges its bets by also calling it Myatt’s Field Common Park and on the old A-Z I used on my walks it was Mostyn Gardens, given to Lambeth Borough Council in 1925 who passed on the the LCC in 1958. They extended and renamed it Melbourne Fields. Parts of it were built on in the 1970s the low-rise Myatts Field North council estate in the 1970s and disastrously redeveloped under a Private Finance Initiative programme hit by various cost-cutting directives and carried out with little or no regard for the residents.
You can see these roofs over the mound in the park in the previous picture, though the park is now flat and surrounded by the redeveloped buildings. These buildings looked in good condition in 1989 and the estate looked well designed and a pleasant place to live. But years of neglect by the council meant that in 2004, as Zoe Williams wrote in The Guardian “Myatts Field North in Lambeth, south London, was a byword for what goes wrong on a housing estate. It had been poorly maintained; the interiors were shabby. Garages had become hazardous and were out of bounds; shared spaces were desolate and only teenagers and children used them, “engaged in nothing very positive”, according to a council report at the time.”
The state of the estate in 2004 led residents to vote by a fairly small majority for the council’s plans for regeneration, “demolishing and rebuilding 305 homes, refurbishing 172“, but work only began in 2012, by which time the plans had been considerably altered with cuts to the budget. Five years later when Williams wrote her article the problems with the regeneration were clear, with the refurbished homes poorly plannede and shoddily implemented and the residents many complaints largely simply ignored.
St John’s Schools, Camberwell New Rd, Camberwell, Southwark, 1989 89-5b-62
St John The Divine Junior Mixed and Infants School is still there on Camberwell New Road, though ILEA has long gone and the entrance to the school is now on Warham St, as it probably was when I took this picture. The church itself is a short distance away in Vassall St and is a good example of Victorian gothic by George Edmund Street. The parish was created in 1871.
The school, with buildings in Warham St (then James St) opened in 1872 for 400 children but this building on Camberwell New Road came some years later.
Shops, Camberwell New Rd, Camberwell, Southwark, 1989 89-5b-63
The school building in flanked on both sides by shops and is in the centre of a terrace. Edward Wells & Sons Ltd at 143-145 offered a wide range of printing services. I think the businesses closed soon after I made this and other pictures.
Last Friday I went to the first day of the Fight4Aylesbury exhibition which continues until 23 April 2023. It’s an unusual exhibition and one that is worth visiting if you can get to south London before it ends,
The exibition celebrates the struggle by residents on the Aylesbury Estate in Southwark to stay in their homes since the estate was first threatened in 1999 and takes over the flat of one of those still remaining, Aysen who writes:
Welcome to my home.
I am opening the doors to my flat for a collective clelbration of 20+ years of housing struggles to defend our council homes against social cleansing and gentrification. Our fight is ongoing.
Since 1999 the council has subjected us with privitisation, “re-generation” and now demolition. We, Aylesbury residents, other council tenant all over the country, and our supporters, have been resisting and are still resisting and defending our homes.
My home tells the story of this struggle.
Aysen
You are invited to Aysen’s council flat on Aylesbury Estate to celebrate 20+ years of housing struggles for housing justice and against gentrification, social cleansing and demolition of social housing. The flat has been transformed into a living exhibition with flyers, posters, video, audio and installations on housing struggles.The exhibition is in this block, Wendover
The Aylesbury estate, designed by Hans Peter “Felix” Trenton was one of the largest areas of council housing in Europe, built from 1963 to 1977 with 2,700 dwellings for around 10,000 residents in an area containing some earlier social housing a short distance south of the Elephant and Castle between East Street market and Burgess Park.
There are a number of large blocks of various heights, from 4 to 14 floors, all well designed and built to the high standards of the era, with rather larger rooms and more solid walls than current buildings. The estate also had a central boiler to supply heat more economically to the flats.
Southwark neglected the estate in the 1980s and 1990s, failing to carry out necessary maintenance and the estate and the estate environment became in poor conditions. The heating system in particular suffered. Southwark began to use this and the neighbouring Heygate Estate as ‘sink estates’, deliberately moving in families with various social problems and people with mental health issues. It was because the estate had become unpopular that Aysen, who had to leave Turkey after the 1980 coup, was able to get a flat here with her sister in 1993.
The estate came to get a reputation as “one of the most notorious estates in the United Kingdom“, reinforced by it becoming a popular area for TV crews filming “murder scenes, gun and drug storylines and gang-related crimes in soaps and gritty dramas.” In particular from 2004-15 Channel 4 used it in an “ident” for which they had added “washing lines, shopping trolley, rubbish bags and satellite dishes” to create what was described as “a desolate concrete dystopia.”
Its poor reputation led Tony Blair to hold his first speech to the press as Prime Minister in 1997 on the estate, promising that the government would care for the poorest in society. It was a promise that he and later prime ministers have spectacularly failed to keep.
Southwark Council’s response to the estate’s decay they had overseen was to try and wash their hands of it by trying to transfer it to a private housing association to be redeveloped. But a campaign by residents in 2001 led to this being soundly rejected – not surprisingly they voted against demolition, displacement, rising rents and smaller flat sizes.
Undeterred, Southwark decided to go ahead with the redevelopment themselves, producing new plans for demolition in 2005. This time they didn’t bother to ballot the residents.
Solidarity collage which includes some of my images
The plans were for a 20 year phased demolition, with rebuilding of modern blocks by a housing association. The generous public space of the estate would be reduced and the housing density almost doubled. The first phase was completed in 2013 and Phase 2 is currently underway. All four phases are due for completion around 2032, and the 12 storey Wendover block in which the exhibition is being held has already been largely emptied of residents and is expected to be demolished around the end of this year.
Residents have continued their fight to stop the redevelopment, with protests and in January 2015 housing activists and squatters occupied flats in one of the emptied blocks. Moving from block to block they were finally evicted 18 days later. The squatters occupied another building and again were evicted. Southwark spent £140,000 on a fence, completely destroyed all bathrooms, toilets, pipes and kitchens in empty properties and spent £705,000 on security guards to prevent further occupation.
Other protests took place, including one in which part of the fence was torn down, and various protests at council meetings. Aylesbury residents also joined with housing activists in Southwark and across London at various other protests. But although these brought the Aylesbury campaign and the scandals over housing to national attention, the demolition continues.
Part of the scandal has been the “well-oiled revolving door” between the council – councillors and officers – and developers. The toilet in the exhibition flat is devoted to Southwark Council, and in particular for its Leader for more than a decade Peter John, who stepped down in 2020. He described his years as a “decade of Delivery“; community; anti-gentrification collective Southwark Notes call it “a Wild West gold rush for developers.” A 2013 report showed that “20 percent of Southwark’s 63 councillors work as lobbyists” for developers in the planning industry.
Similar estates built with the same system elsewhere have been successfully refurbished at relatively low cost to bring insulation and other aspects up to current standards. These buildings will probably last into the next century and their demolition is expensive and incredibly wasteful of both the huge amount of energy that was embedded in them and and energy require to demolish and rebuild.
There is more to the exhibition – and you can see some hints of it in the pictures. After visiting the show I walked up four floors to the top of Wendover for the view. The windows were rather dirty and most fixed shut but I did find a few places where they were open slightly to let me take photographs of the views across London.
The previous post on this walk I made on Sunday 29th January 1989 was Laundry, Timber and Glengall Road. My walk ended on the site of Peckham Arch at Canal Head, but the arch was only built five years later. Despite local opposition Southwark Council seems now determined to demolish this local landmark.
Houses, Peckham Hill St, Peckham, Southwark, 1989 89-1i-34
These houses are at 10-16 Peckham Hill St. 10 and 12 appear to be lived in although 12 seems to be in poor condition, while 14-16 are derelict with broken windows and corrugated iron over the ground floor door and window of 14. Now the all look rather tidier and expensive. I think all these houses probably date from around 1840 or a little later. A terrace of smaller houses at 34-40 a little further south is listed and looks to me roughly of similar date. These are larger and grander houses, with two boasting substantial porches. The one at right I suspect has at sometime been rebuilt – perhaps after war damage and looks as if this was done in a plainer style.
Love One Another, flats, Commercial Way, Peckham, Southwark, 1989 89-1i-35
Plain flats with small balconies – large enough to perhaps put out a clothes horse or stand watching the street and enjoying a cigarette or a cup of tea. But the boarded up window at lower left and in one of those above the graffitied ‘LOVE ONE ANOTHER’ suggested to that this block was being emptied out for demolition. I wondered too what message had been painted over on the balcony – probably something short and crude.
Commercial Way is quite a long road, but my contact sheet gives a 100m grid reference which places these flats close to Cator St, and these flats, probably dating from the 1950s, have been replaced by more recent buildings.
Shops, Peckham High St, Peckham, Southwark, 1989 89-1i-24
I walked down the path following the former canal to Peckham High St, where you can still recognise the building that was Julian Jewellers, now a mobile phone shop, which also spills over into what was in 1989 Candyland. “SWEETER THAN THE REST – SPECIALISTS IN CUT PRICE CIGARETTES – 80 PECKHAM HIGH STREET” with two large cigarette adverts. Stiletto Expresso looks very closed in my picture – did it once sell shoes or coffee?The building in its place bears a slight resemblance but is now around twice the height.
The building at extreme right, mostly out of frame is also there, and until recently recognisable, but recently everything above the ground floor has been covered by an advertisement. The ground floor is now Mumasi Market.
The building on the left edge was demolished when the Peckham Arch was created in 1994., and I was standing where it now is to take this picture. The arch is now again under threat after an earlier proposal in 2016 for its replacement by a block of flats was defeated by determined local opposition. But Southwark Council still appear determined to remove it, despite it having become a landmark feature of Peckham, now much loved by residents and a great space for community activities.
The council make clear why they want to remove the arch, basically so they can build more flats in “a significantly larger development on site” with “more commercial and/or community space on the ground floor“. They do make a few other minor points, such as the current inconvenient cycle route, which could easily be remedied with the arch still in position. They claim that 80% of local residents in 2016 did not want to see the arch retained, which seems at odds with the views expressed by residents to the local press.
Whenever I’ve been in Peckham on a Saturday afternoon there has been something happening under the arch (and it’s particularly useful when it be raining.) Here’s one example:
Wikipedia states “The Arch was constructed in 1994 and was designed by architects Troughton McAslan as monument to and as instigator of regeneration in a borough which had suffered from years of decline.” It’s article goes on to quote various criticisms of the 2016 plan to demolish the arch. Although it has proved itself an ‘Asset of Community Value’, Southwark Council turned down the application by local residents to have it listed as such as they wanted to demolish it, though it seems impossible to read the reason they gave on the spreadsheet on the council site.
My walk on Sunday 29th January 1989 ended here on Peckham High Street, a convenient place to catch a 36 bus back to Vauxhall for my train home. The first post on this walk I made on Sunday 29th January 1989 was Windows, A Doorway, Horse Trough and Winnie Mandela
Ten years ago today, on Wednesday 28th November 2012, I photographed two protests at London University. The first at UCL against their plans for a new campus in Stratford and the second by outsourced workers at the University demanding decent conditions of employment.
Save Carpenters Estate from UCL – University College. Wednesday 28th November 2012
Joe from CARP talks to one of those attending the UCL council meeting
University College was founded in 1826 as London University, a secular alternative to the highly religious ancient institutions at Oxford and Cambridge. It bought an 8 acre area of waste land in Bloomsbury, just south of the Euston Road, and developed its elegant buildings around a large quadrangle. Although started in 1827, these were only finally completed in 1955.
What had seemed a very large site when they started now with many more students seems very restrictive, and in October 2012 UCL announced it had come to an agreement with Newham Council to take over the entire site of the Carpenters Estate close to the centre of Stratford, displacing all of the residents remaining in this popular council estate.
Newham Council, under its elected Mayor Robin Wales had long been hoping to realise a huge amount of cash by selling off the Carpenters Estate, a now extremely valuable area particularly because of its location close to Stratford Station and had been emptying out properties since around 2004 to facilitate this. UCL’s £1 billion proposal was exactly the kind of deal they had in mind, and it was quickly approved.
Residents remaining on the estate had for some years been fighting to remain in their homes forming CARP (Carpenters Against Regeneration Plan) to oppose the emptying and estate demolition under so-called ‘regeneration’. Newham’s reaction was to used underhand means to remove many of the activists from the tenant’s management organisation, but most most of the remaining members were now opposed to the UCL scheme.
Also expressing concern about the proposal were UCL’s own highly-regarded development planning unit, who issued a statement calling for a review of the proposals which should “include a clear commitment to the well-being of local and East London borough residents, the active participation of affected communities, as well as engagement with local government” of a scheme which had only emerged from private talks between Newham Council and UCL.
The protest at UCL began in the Main Quad with around a hundred people, including leading members of CARP and students and staff of UCL. After a few short speeches, the protesters moved to picket the main entrance to the building where the UCL council meeting had been rescheduled. They were then able to talk with some of the council members as they went in to the meeting, and one of these assured the protesters that the plans were not fully developed and there would be consultation with the residents before any development took place.
More protesters arrived, including members of Unison and the UCU who were picketing the meeting about proposals to change academic contracts which they say threaten academic freedom. The protesters then heard that the council meeting had been moved, and they decided to try to go closer to the new venue, moving into the university building. I walked with them, going past the dressed skeleton of Jeremy Bentham to a meeting room where they decided to hold an alternative council meeting. I left to go to another event, but some of the protesters kept up an ocupation of part of UCL for most of the day.
3 Cosas – Sick Pay, Holidays and Pensions – Senate House, University of London. Wednesday 28th November 2012
UCL and the University of London both received charters officially establishing them on 28th November 1836, and so today UoL was celebrating its Founder’s Day with an evening event inside Senate House. Cleaners and other low paid outsourced workers at the University of London protested outside the celebrations, calling for an end to unfair conditions and for equal employment rights — the ‘3 Cosas’ of Sick pay, Holiday Pay and Pensions.
UoL outsources its cleaning, maintenance, security, and catering services to private companies who cut their costs to make profits by paying low wages, with the legal minimums of sick pay, pathetic or no pension schemes, major pay problems, and lots of intimidation and bullying. They work under conditions no reputable employer would consider imposing – and much worse than similar grades of workers directly employed by the University alongside them in the same buildings.
The services these workers provide are essential in keeping the University running, but they are treated unfairly. Protests over several years led by Unison have led to the university finally agreeing that all those working on the site should be paid the London Living Wage. Many of the outsourced staff are Spanish speakers, some migrants granted asylum or right to remain and others EU citizens, often with qualifications not recognised in the UK. Their ‘3 Cosas’ campaign was led by Unison branches and the cleaners’ union, the IWGB, and supported by students and academics.
Over 50 protesters, some with drums and many with banners and flags protested outside the main gates to Senate House, handing out leaflets to those attending the Founders Day event. Many took these, while others angrily brushed them aside.
One student president who had an invitation to the event stopped to address the protest, only prepared to cross the picket line after the protesters after the protesters gave him leaflets and urged him to go inside and argue for their case.
Some of those attending the event were going in by the back way, and after a while the protesters noisily marched around the street along the side of the building to continue the protest there. The protest was still continuing when I decided it was time to go home.
Benhill Road runs north from Camberwell Church St opposite St Gile’s Church and includes the site of the former vicarage and St Gile’s Parish Hall. These houses are I think mid-Victorian and I admired the slender decorative pillars at the doorways.
Opposite the Parish Hall just inside the property is a small building with a blue plaque which I photographed but have not put online as the lighting was rather poor. It now has a London Borough of Southwark blue plaque with the totally misleading message ‘The Parish Church of St Giles Porch and Doorway Relocated to its current site in the vicarage garden where it was used as a summer house after the church was accidentally burnt down on 7th February 1841.’
While the church was burnt down in 1841 this was never its porch and doorway, though it was largely built with material from the burnt out church and was probably not used as a summer house – and more recently has been used for rubbish bin storage. An article in the Camberley Quarterly by Donald Mason, Old St Giles: blue plaques and history, reveals its true nature and has some excellent illustrations.
British Lion, pub sign, Elmington Rd, Camberwell, Southwark, 1989 89-1e-12
On the corner of Benhill Road and Elmington Road I photographed a bicycle and the British Lion pub sign. The pub itself at 112 Benhill Road was a rather boring 1960s building rebuilt at around the same time as the flats around it. But there had been a pub on the site since at least 1871, The Prince Of Prussia, a name that probably became rather unpopular in the First World War.
Edmund St, Elmington Estate, Camberwell, Southwark, 1989 89-1e-14
I think the’ London County Council’ built the first flats on the Elmington Estate shortly before WW2, but there were four of these large blocks desgned by the LCC Architects department and built around 1956. The winter sun produced a rather elegant repeated pattern of light and shade on the frontage.
Edmund St, Elmington Estate, Camberwell, Southwark, 1989 89-1e-15
I think this large eleven floor slab block and its neighbours on the Elmington Estate, dating from around 1960 were demolished in 1999-2000. The flats passed to Southwark Council, formed in 1965 who lacked the cash to maintain them properly and they were in poor condition by the time I photographed them, and many flats were squatted in the 1990s.
Edmund St, Elmington Estate, Camberwell, Southwark, 1989 89-1f-01
In 1999 Southwark Council decided to demolish the whole of the Elmington Estate and these blocks were a part of the first phase of the redevelopment. Southwark Notes gives a great deal of detail about how this progressed.
In the first phase, most of those who lived in the flats were rehoused in council housing built on the site, but not all were too happy with their new homes. The article quotes one: ‘You will never know what privacy is like again. You will hear your neighbours and everything they do. And they will hear you. Your rooms will be smaller. You’ll be paying more for it. One day you’ll wake up and realise that you’d give anything to be back in your old home’.
The council for Phase 2 adopted “a whole new regeneration model premised on partnership with either corporate developers” or housing associations. Their partner here was the large and aggressive Housing Association Notting Hill Housing Trust who would offer zero social rented homes in the scheme (social rent being the equivalent rent of a council home). Some flats were available at so-called “affordable” rents, roughly twice those of council properties in the area, and unaffordable for most previous tenants. It was a process of ‘social cleansing’, forcing most of the poorer residents out of the area.
I walked throught the Elmington Estate and on through Burgess Park to Camberwell Road, turning south where a few doors down on the east side I photographed the railings and doorways of 119 and 121. Numbers 117-129 and attached railings are Grade II listed.
From 1863 to 1887 photographer and portrait painter Henry Death (1820-1900), born in Moulton, Cambridgeshire, had his studio at 119 Camberwell Road, having moved there from nearby Addington Place where he set up a studio in 1856. He sold the house when he had to give up his business through ill health in 1887 and died in Camberwell thirteen years later. In !989 it was the offices of Bradleys Solicitors.
No 121 was the premises of the charity IAS, Independent Adoption Service, first registered in 1982 and voluntarily removed in 2009. I think both properties are now private residences.
No 147 Camberwell Road is a part of a terrace of around ten houses directly south of Cambridge House on the corner of Addington Square. These house look in rather better condition now and the tree here was removed a couple of years ago. Most of these houses are now divided into flats.
Camberwell Green Magistrate’s Court, D’Eynsford Rd, Camberwell, Southwark, 1989 89-1d-34
Walking across Camberwell Green I came to the Magistrates Court, built from 1965 and opened in 1971. It was closed in 2019 and has been sold to Criterion Capital for £13.5m – they plan to turn it into around 160 1,2 and 3 bedroom flats “Ideal for young professionals who want to live as well as work in Central London” with leisure and coworking space on the ground floor. So far it still looks fairly similar from the outside although the ground floor has been boarded up and the boards covered with graffiti.
But in front of it on what was previously a community orchard on council land, a new Camberwell Library was opened in November 2015. There had been considerable local opposition to the destruction of the orchard in 2013, but Camberwell had not had a permanent library since a V1 flying bomdb destroyed the Victorian Camberwell Central Library on Peckham Road in 1944.
Camberwell Green Magistrate’s Court, D’Eynsford Rd, Camberwell, Southwark, 1989 89-1d-35
In front of the Magistrate’s Court is this large ventilation tower, presumably for the two floors of underground parking below, though there may well be other underground facilities.
Camberwell Business Centre, Lomond Grove, Camberwell, Southwark, 1989 89-1d-36
This Grade II listed early 19th century industrial building was, according to English Heritage a former Perfume Factory, though other sources suggest it was a former bakery. Quite likely both are correct. Jusst a few yards north from the Magistrates Court and is now a business centre with offices and light industry.
Beyond it is the also Grade II listed Bryanston House, an early 19th century large residence in the area, also now I think offices. Together the two buildings are Camberwell Business Centre.
Flats, Drayton House, Lomond Grove, Camberwell, Southwark, 1989 89-1d-21
Drayton House, a maisonette block at 30-72 Lomond Grove was the last part of the Elmington Estate when it was built around 1960 and was around the last to be demolished in 2016-7, replaced by ‘Elmington Green’ development of largely market price flats in 2018.
The redevelopment of the estate began in 2002, and under this first phase almost 90% of those displaced from the estate were rehoused in the new flats, though many complained that the new buildings had smaller rooms and thinner walls that gave them little privacy. But in the next phase, “redevelopment became’regeneration'” and Southwark Council began a policy of social cleansing, with only a relatively small proportion of social housing in the new buildings. Things became even worse later, as Southwark Notes detail on their web site.
Faces, ferns, foliage on the capitals and worms – vermiculation – on the keyston of these doorways in Kitson Road, an attractive street parts of which face the south-west tip of Burgess Park, was described by Booth’s associates ten years after his orginal 1889 survey of London poverty in 1899 as “good working class”. These houses possibly date from around the 1880s.
I wrote more about Addington Square in a post about my previous walk. Almost all the houses in this square developed between 1810 and 1850 are Grade II listed. These houses are at the north-west of the square and the road going off between the houses here is also called Addington Square.
This view across the grassed area in the centre of the square shows the same houses in the distance with a few more at the right of picture. The fine trees are still growing.
Housing Crisis & the Carpenters Estate: Like many other areas, the 1945 Labour government laid the foundations of a sensible policy on housing which has now been lost. Among other things the 1947 Town and Country Planning Act brought in the need for planning permission and included a charge on developers which was assessed as the difference between the cost of the undeveloped land and its value after it had been developed. It gave local authorities the power to use compulsory purchase and either develop land themselves or lease it for private developers, and provided government grants to authorities for major redevelopment.
Focus E15 Mums protest at empty properties on the Carpenters Estate
Times were hard after the war, and there were shortages of material with so much needing to be done. Even so around 600,000 new council homes were built in the first five years, and built to high standards. One of the election-winning pledges made by the Conservatives for the 1951 election was that they would build 300,000 houses a year – something they managed under Housing Minister Harold Macmillan in 1953, including both private and council houses, but it was achieved in part by reducing the standards of properties.
All pictures in this post come from the Focus E15 Mums protest on 9th June 2014
The Tories made other changes, including removing the development charge and limiting government subsidies, which in 1956 became limited to the building of high rise flats. While Labour had seen council housing as a way to provide good quality housing affordably to all, the Conservatives increasing limited its scope to providing only for the least well off, with private development and private leasing providing good profits for building firms and private landlords at the expense of house buyers and tenants of private rented properties.
The Focus E15 mothers had brought life-size colour portraits of themselves
Although it was Labour who had first proposed the idea of ‘right to buy’ it was of course Thatcher who made it policy and introduced it in a way which was intended to severely reduce the amount of council housing, in particular forbidding the use of the receipts from sales to build new council homes. Cash-starved local authorities were often unable to keep up proper maintenance of their housing stock and much was allowed to deteriorate.
Jessica
Labour under Blair and Brown continued the Tory policies, including the transfer of council run properties to housing associations, and amplified their effects with their programme of ‘regeneration’ which led to the wholesale replacement of large council estates – most still in sound condition which could have cheaply been repaired and brought up to current standards. But developers profited hugely from demolition and redevelopment for private sale and councils hoped also to cash in, though in some cases they made a significant loss, as at the Heygate in Southwark, where around 1200 council homes were demolished, the tenants and leaseholders displaced largely outside the area, and the two and a half thousand new properties built included only around 80 at social rents. Other Labour policies, including the disastrous Private Finance Initiative also worsened the housing crisis.
The young mothers of Focus E15 came up against the the housing crisis when their Labour Council in Newham decided they should be evicted from their hostel. Most were told they had to move into private rented properties with little or no security of tenure miles away from families, friends and facilities in the Stratford area, some in Wales or the north of England. They got together and decided to fight the council, then run by elected Mayor Robin Wales and its policy of removing the poor from the area – social cleansing.
Newham is a borough with one of the worst housing problems in the country, and although there has been a huge building programme, partly around the 2012 Olympic site, this is largely student housing or private development. But one council estate close to the centre of Stratford had been largely empty for around ten years. Newham had ‘decanted’ the residents beginning in 2004 hoping to cash in on what would be a prime development site. The Carpenters Estate was a very popular estate, with low rise housing and three tower blocks overlooking the Olympic Park, a stone’s throw from the excellent transport links of Stratford Station and the town centre.
For some years Newham had hoped to sell off the area as a new campus for University College London, but local opposition and protests by students and academics at UCL led to the college abandoning the plans. In 2020 the council handed over the regeneration project its Housing Company Populo Living.
Jasmin Stone
Focus E15 came to the Carpenters Estate on Monday 9th June 2014 to highlight the scandal of the empty homes, bringing with them life-size or larger colour portraits of the mothers which they pasted on the shuttered windows of a small block of flats at the centre of the estate, along with posters stating ‘We Could be Here’, ‘This home needs a family’, ‘These homes need people’, ‘You could be here’.
Sam Middleton
The protest gained some publicity for their campaign, which had moved on from being simply about the mothers to a much more general ‘Housing For All’ campaign, which still continues, with the group holding a weekly Saturday Morning stall on Stratford Broadway, supporting homeless families in getting proper treatment from the council and preventing evictions in the area.
I returned with Focus E15 to the Carpenters Estate a few months later in September when on the first anniversary of the start of their campaign they occupied this low-rise block of flats on ‘Open House Day, gaining national publicity, staying in occupation for around two weeks, and have photographed various other of their events.
